2605 Angela Dr · Granite City, IL 62040

$114,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 136 Days on market

Built 1968 10,001 sqft lot $110/sqft · 12% below area Est $131k · 12% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.6/30.0
• ARV discount +13.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Greetings from 2605 Angela Dr, Granite City, IL 62040, where opportunity meets potential. This single-family home is ready for its next chapter and for someone willing to make it their own. Featuring two bedrooms, there’s plenty of space to settle in, personalize, and grow into the home over time. Inside, you’ll find true wood floors, adding warmth and character that never go out of style. The one full bathroom is functional and ready for updates when you’re ready to add your own touch. Built in 1968, this home offers solid roots and the chance to refresh and reimagine it to fit your needs. Step outside to a spacious backyard with a peaceful nature view, perfect for relaxing, gardening, or simply enjoying a quiet moment. If you’re looking for a normal, livable home with room to transform into your home, this Granite City property is worth a closer look.

Key facts

• 0.23 acre lot
• Garage
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-59 ($-707/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (9.1% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#623 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Granite City CUSD 9 (suburban): math 9% / reading 11% proficiency, ranked #570 of 620 in IL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.7%/yr); 194 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $192/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

• ARV (median comp): $130,941
• List price: $114,900
• Delta: -12.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2614 Pine St	0.17mi	3/1.0	1,024 (-2%)	10mo	$40,000	$39	81
2549 Spalding Ave	0.35mi	3/1.0	1,025 (-1%)	8mo	$162,500	$159	75
2570 Boyle Ave	0.32mi	3/1.5	1,107 (+6%)	2mo	$160,000	$145	70
2345 Paul Ave	0.44mi	3/1.0	1,008 (-3%)	5mo	$93,000	$92	70
4741 Warnock Ave	0.31mi	2/1.0 (-1)	992 (-5%)	4mo	$18,000	$18	70
2212 Dawn Pl	0.57mi	3/2.0	1,040 (0%)	12mo	$177,500	$171	59
2535 Pontoon Rd	0.42mi	3/1.0	1,175 (+13%)	14mo	$142,000	$121	47
2159 Orville Ave	0.74mi	3/1.0	957 (-8%)	11mo	$135,900	$142	43
2205 Miracle Ave	0.69mi	3/1.0	912 (-12%)	12mo	$119,900	$131	37
2176 Bern	0.69mi	3/1.0	925 (-11%)	15mo	$125,000	$135	37
2152 Bern Ave	0.75mi	3/1.0	888 (-15%)	10mo	$119,900	$135	33
2145 Miracle Ave	0.75mi	3/2.0	900 (-14%)	10mo	$105,000	$117	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.26×
• Total profit: $-23,839
• Equity at exit: $17,132

10-year hold

• IRR: -19.9%
• Equity multiple: 0.02×
• Total profit: $-31,446
• Equity at exit: $9,934

Cash invested: $32,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62040

• Home prices YoY: -21.8%
• Rents YoY: 1.7%
• Active inventory: 194
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$195 /mo · $2,345/yr
• Insurance: −$48
• Flood insurance flood zone: −$192 /mo · $2,309/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-59

Break-even live

Break-even rent $1,314

Max offer price $104,493

Occupancy floor 100%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4404 Wabash Ave Granite City, IL	2.0	1.0	864	$1,025	$1.19	2d	1	0.89mi
5137 Lakeview Dr Granite City, IL	3.0	1.0	1064	$1,250	$1.17	1d	1	1.17mi
4078 Kathy Dr Pontoon Beach, IL	1.0–2.0	1.0	850	$1,200	$1.41	1d	7	1.30mi
6 Georgetown Dr Granite City, IL	3.0	1.0	1075	$1,250	$1.16	21d	1	1.35mi

Listing history 13 events

1. 2026-03-31
   price $114,900 891-char remark

   Show marketing remark (891 chars)

   Greetings from 2605 Angela Dr, Granite City, IL 62040, where opportunity meets potential. This single-family home is ready for its next chapter and for someone willing to make it their own. Featuring two bedrooms, there’s plenty of space to settle in, personalize, and grow into the home over time. Inside, you’ll find true wood floors, adding warmth and character that never go out of style. The one full bathroom is functional and ready for updates when you’re ready to add your own touch. Built in 1968, this home offers solid roots and the chance to refresh and reimagine it to fit your needs. Step outside to a spacious backyard with a peaceful nature view, perfect for relaxing, gardening, or simply enjoying a quiet moment. If you’re looking for a normal, livable home with room to transform into your home, this Granite City property is worth a closer look.

2. 2026-01-14
   listed $119,000 Active 891-char remark

   Show marketing remark (891 chars)

   Greetings from 2605 Angela Dr, Granite City, IL 62040, where opportunity meets potential. This single-family home is ready for its next chapter and for someone willing to make it their own. Featuring two bedrooms, there’s plenty of space to settle in, personalize, and grow into the home over time. Inside, you’ll find true wood floors, adding warmth and character that never go out of style. The one full bathroom is functional and ready for updates when you’re ready to add your own touch. Built in 1968, this home offers solid roots and the chance to refresh and reimagine it to fit your needs. Step outside to a spacious backyard with a peaceful nature view, perfect for relaxing, gardening, or simply enjoying a quiet moment. If you’re looking for a normal, livable home with room to transform into your home, this Granite City property is worth a closer look.

3. 2026-01-14
   historical $119,000 891-char remark

   Show marketing remark (891 chars)

   Greetings from 2605 Angela Dr, Granite City, IL 62040, where opportunity meets potential. This single-family home is ready for its next chapter and for someone willing to make it their own. Featuring two bedrooms, there’s plenty of space to settle in, personalize, and grow into the home over time. Inside, you’ll find true wood floors, adding warmth and character that never go out of style. The one full bathroom is functional and ready for updates when you’re ready to add your own touch. Built in 1968, this home offers solid roots and the chance to refresh and reimagine it to fit your needs. Step outside to a spacious backyard with a peaceful nature view, perfect for relaxing, gardening, or simply enjoying a quiet moment. If you’re looking for a normal, livable home with room to transform into your home, this Granite City property is worth a closer look.

4. 2026-01-14
   listed $119,000 Active 891-char remark

   Show marketing remark (891 chars)

   Greetings from 2605 Angela Dr, Granite City, IL 62040, where opportunity meets potential. This single-family home is ready for its next chapter and for someone willing to make it their own. Featuring two bedrooms, there’s plenty of space to settle in, personalize, and grow into the home over time. Inside, you’ll find true wood floors, adding warmth and character that never go out of style. The one full bathroom is functional and ready for updates when you’re ready to add your own touch. Built in 1968, this home offers solid roots and the chance to refresh and reimagine it to fit your needs. Step outside to a spacious backyard with a peaceful nature view, perfect for relaxing, gardening, or simply enjoying a quiet moment. If you’re looking for a normal, livable home with room to transform into your home, this Granite City property is worth a closer look.

5. 2026-01-13
   historical $119,000 891-char remark

   Show marketing remark (891 chars)

   Greetings from 2605 Angela Dr, Granite City, IL 62040, where opportunity meets potential. This single-family home is ready for its next chapter and for someone willing to make it their own. Featuring two bedrooms, there’s plenty of space to settle in, personalize, and grow into the home over time. Inside, you’ll find true wood floors, adding warmth and character that never go out of style. The one full bathroom is functional and ready for updates when you’re ready to add your own touch. Built in 1968, this home offers solid roots and the chance to refresh and reimagine it to fit your needs. Step outside to a spacious backyard with a peaceful nature view, perfect for relaxing, gardening, or simply enjoying a quiet moment. If you’re looking for a normal, livable home with room to transform into your home, this Granite City property is worth a closer look.

6. 2018-10-18
   soldstatus $80,000
7. 2018-10-17
   status Pending 852-char remark

   Show marketing remark (852 chars)

   I am thrilled to present this fantastic ranch style home with a basement in a quiet neighborhood just minutes from interstate access and less than 20 minutes from downtown St. Louis. Enjoy this beautifully maintained, two bedroom, one bathroom with a full basement. The beautifully finished eat-in kitchen is inviting and includes ample storage with beautiful white cabinetry. The well-lit living room with a beautifully detailed ceiling is roomy & perfect for entertaining. The updated bathroom with tile surround has plenty of storage to service the oversized master bedroom and the second bedroom. This beautiful move-in ready home features a spacious and private fenced-in backyard with a deck for even more room for entertaining. There is also quick access to the Madison County bike trail. Call your favorite agent to see it before its gone!

8. 2018-10-17
   soldstatus Closed 852-char remark

   Show marketing remark (852 chars)

   I am thrilled to present this fantastic ranch style home with a basement in a quiet neighborhood just minutes from interstate access and less than 20 minutes from downtown St. Louis. Enjoy this beautifully maintained, two bedroom, one bathroom with a full basement. The beautifully finished eat-in kitchen is inviting and includes ample storage with beautiful white cabinetry. The well-lit living room with a beautifully detailed ceiling is roomy & perfect for entertaining. The updated bathroom with tile surround has plenty of storage to service the oversized master bedroom and the second bedroom. This beautiful move-in ready home features a spacious and private fenced-in backyard with a deck for even more room for entertaining. There is also quick access to the Madison County bike trail. Call your favorite agent to see it before its gone!

9. 2018-09-13
   historical Contingent (No Kickout) 852-char remark

   Show marketing remark (852 chars)

   I am thrilled to present this fantastic ranch style home with a basement in a quiet neighborhood just minutes from interstate access and less than 20 minutes from downtown St. Louis. Enjoy this beautifully maintained, two bedroom, one bathroom with a full basement. The beautifully finished eat-in kitchen is inviting and includes ample storage with beautiful white cabinetry. The well-lit living room with a beautifully detailed ceiling is roomy & perfect for entertaining. The updated bathroom with tile surround has plenty of storage to service the oversized master bedroom and the second bedroom. This beautiful move-in ready home features a spacious and private fenced-in backyard with a deck for even more room for entertaining. There is also quick access to the Madison County bike trail. Call your favorite agent to see it before its gone!

10. 2018-07-16
    price $85,000 852-char remark

    Show marketing remark (852 chars)

    I am thrilled to present this fantastic ranch style home with a basement in a quiet neighborhood just minutes from interstate access and less than 20 minutes from downtown St. Louis. Enjoy this beautifully maintained, two bedroom, one bathroom with a full basement. The beautifully finished eat-in kitchen is inviting and includes ample storage with beautiful white cabinetry. The well-lit living room with a beautifully detailed ceiling is roomy & perfect for entertaining. The updated bathroom with tile surround has plenty of storage to service the oversized master bedroom and the second bedroom. This beautiful move-in ready home features a spacious and private fenced-in backyard with a deck for even more room for entertaining. There is also quick access to the Madison County bike trail. Call your favorite agent to see it before its gone!

11. 2018-06-26
    listed $90,000 Active 852-char remark

    Show marketing remark (852 chars)

    I am thrilled to present this fantastic ranch style home with a basement in a quiet neighborhood just minutes from interstate access and less than 20 minutes from downtown St. Louis. Enjoy this beautifully maintained, two bedroom, one bathroom with a full basement. The beautifully finished eat-in kitchen is inviting and includes ample storage with beautiful white cabinetry. The well-lit living room with a beautifully detailed ceiling is roomy & perfect for entertaining. The updated bathroom with tile surround has plenty of storage to service the oversized master bedroom and the second bedroom. This beautiful move-in ready home features a spacious and private fenced-in backyard with a deck for even more room for entertaining. There is also quick access to the Madison County bike trail. Call your favorite agent to see it before its gone!

12. 2001-08-08
    soldstatus $74,000
13. 1999-09-01
    soldstatus $72,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $2,345 · $195/mo
• Projected year-2 tax: $2,477 · $206/mo
• Expected delta: +$132/yr (+$11/mo · 5.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,876
• − Mortgage interest: −$6,436
• − Property taxes: −$2,345
• − Insurance: −$2,884
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,343
• Taxable loss: −$2,511
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $-104/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Granite City CUSD 9
• NCES district ID: 1717280
• Math proficiency: 9% ▼ -4.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $45,082
• Composite: 9.15/100
• National rank: #9864
• State rank: #570 of 620 in IL

Livability — Granite City

• Score: 65/100
• State rank: #623
• US rank: #12751

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety C User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 189,064 people
• City population: 40,404
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,404
• Household income: $60,031
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 923.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 258,371 people
• By 2030: 251,523 · -2.7%
• By 2040: 233,640 · -9.6%
• By 2050: 213,042 · -17.5%
• By 2075: 165,255 · -36.0%
• By 2100: 123,953 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 9% Black 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Madison

• 2024 margin: R (+13.3) · D 42.5% · R 55.8% · Other 1.8%
• 2008→2024 swing: -22.5pp toward R · 2008: 9.2pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+13.2 2016: R+15.6 2012: R+1.4 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.88%
• Current HPI: 204.4612
• Rent YoY: ▲ 1.67%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+58.5% since first listed

13 events — show timeline

• 2026-03-31 Price Changed $114,900 MARIS as Distributed by MLS Grid
• 2026-01-14 Listed $119,000 MARIS as Distributed by MLS Grid
• 2026-01-14 Coming Soon $119,000 MARIS as Distributed by MLS Grid
• 2026-01-14 Listed $119,000 MARIS as Distributed by MLS Grid
• 2026-01-13 Coming Soon $119,000 MARIS as Distributed by MLS Grid
• 2018-10-18 Sold (Public Records) $80,000 Public Records
• 2018-10-17 Pending — MARIS as Distributed by MLS Grid
• 2018-10-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-09-13 Contingent — MARIS as Distributed by MLS Grid
• 2018-07-16 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2018-06-26 Listed $90,000 MARIS as Distributed by MLS Grid
• 2001-08-08 Sold (Public Records) $74,000 Public Records
• 1999-09-01 Sold (Public Records) $72,500 Public Records

Property tax history

+7.3%/yr

Latest (2024): $2,345 · +4.5% YoY. Source: county tax records.